LAKE FRANCES SUBDIVISION
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Lake Frances is pricing on a per-square-foot basis right now — the median works out to about $342 per square foot on a median sale price of $670,000, which tells you condition and size are doing more work than location alone in setting value. With only four closings in the current window, treat any single comparable with caution; this is a market where one or two sales can swing the read.
A median 24 days on market paired with an 11.7% year-over-year gain and a market heat score of 72 points to a seller-favorable posture. Buyers should expect competition on well-priced, well-presented listings and should have financing and offer terms ready to move inside that roughly three-and-a-half-week window.
LAKE FRANCES SUBDIVISION right now
🟢 Still climbing. The trailing-12-month median ($670K) is up 11.7% from the prior 12 months ($600K). With about 6 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level miami closed sales, 12-month windows ending July 20. Confidence: Low (4 and 6 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
LAKE FRANCES SUBDIVISION market snapshot (as of July 20, 2026): the median sale price is about $670K ($342 per sq ft over the trailing 12 months of closed sales), and a median 24 days on market for closed sales. The trailing-12-month median is up 12% from the prior 12 months, computed from record-level miami closed sales (4 closings in the current window).
Lake Frances Subdivision in Miami-Dade County is trading with a tight median days-on-market and double-digit annual price growth, though the small number of recent closings means the numbers should be read as directional rather than exhaustive.
The setting & the homes.
Aerial and on-site photos of LAKE FRANCES SUBDIVISION. Swipe to explore the community.
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LAKE FRANCES SUBDIVISION
LAKE FRANCES SUBDIVISION
LAKE FRANCES SUBDIVISION
LAKE FRANCES SUBDIVISIONPhotos from miami listings in LAKE FRANCES SUBDIVISION; content deemed reliable but not guaranteed.
Who LAKE FRANCES SUBDIVISION is best for.
Best for
- Buyers focused on home condition and layout over amenity packages, comfortable evaluating price on a per-square-foot basis.
- Sellers with an updated or well-maintained property who want to test a market currently showing upward price momentum.
- Buyers prepared to move decisively, given a median days-on-market of just over three weeks.
Probably not for
- Buyers specifically shopping for a subdivision with confirmed shared amenities like a pool or clubhouse.
- Anyone wanting a large pool of recent comparable sales before committing to a price opinion.
- Buyers who need a slower, lower-competition search process with room to negotiate extensively on timeline.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($670K) IS the median in the snapshot above, and the move from 2025 ($600K) IS the +11.7% one-year change.
Windows contain 1 to 13 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
21% of homes for sale in ZIP 33033 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-18).
LAKE FRANCES SUBDIVISION Market Scorecard
LAKE FRANCES SUBDIVISION is currently a balanced market., and homes go under contract in about 11 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in LAKE FRANCES SUBDIVISION
Live MLS inventory for LAKE FRANCES SUBDIVISION. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending LAKE FRANCES SUBDIVISION listings as of 2026-07-20, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Tap any home to ask about it.
The LAKE FRANCES SUBDIVISION buying strategy.
If we were buying in LAKE FRANCES SUBDIVISION today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in LAKE FRANCES SUBDIVISION.
What the numbers are actually saying
The $342.16 median price per square foot is the most telling figure in this snapshot. It suggests buyers are paying a premium for the right combination of size and condition rather than for a uniform price band across the subdivision — which means two homes of similar square footage can land at meaningfully different prices depending on updates and layout.
No community amenities are listed from current MLS data, so any pool, clubhouse, or common-area feature you may be picturing needs to be verified listing by listing rather than assumed from the subdivision name. With a 24-day median days-on-market and a heat score of 72, this reads as an active, moderately competitive micro-market — not a slow-moving one, and not a frenzy either.
The location and the amenities are priced into every listing in LAKE FRANCES SUBDIVISION. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only a handful of closings feeding the current data, pricing a home correctly in Lake Frances takes more than a quick automated pull — it takes someone pulling the actual comparable sales, checking condition against price per square foot, and knowing which of those four recent closings are genuinely comparable. That is the work we do before a listing goes live or an offer goes in.
LAKE FRANCES SUBDIVISION in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a LAKE FRANCES SUBDIVISION buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed LAKE FRANCES SUBDIVISION sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LAKE FRANCES SUBDIVISION, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your LAKE FRANCES SUBDIVISION home worth?
Get a no-obligation home value based on real comparable sales in LAKE FRANCES SUBDIVISION, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in LAKE FRANCES SUBDIVISION?
How long do homes in LAKE FRANCES SUBDIVISION take to sell?
Do cash buyers compete in LAKE FRANCES SUBDIVISION?
Who is the best real estate agent for LAKE FRANCES SUBDIVISION?
How do I find a top real estate agent who knows LAKE FRANCES SUBDIVISION?
Can Momentum Realty connect me with an agent for LAKE FRANCES SUBDIVISION?
Should you buy in LAKE FRANCES SUBDIVISION?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near LAKE FRANCES SUBDIVISION with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (71 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of miami records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the miami member average and 8 days faster, and we’ll price yours against live your area comps.
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See how LAKE FRANCES SUBDIVISION fits the bigger picture — live prices, inventory, and Momentum Scores: